HomeMy WebLinkAbout11-10-21 DRB Agenda & PacketA.Call meeting to order
B.Disclosures
C.Changes to the Agenda
D.Approval of Minutes
D.1 Approval of Minutes from October 13, 2021 (Hufstetler)
E.Public Comment
Please state your name and address in an audible tone of voice for the record. This is the time for
THE DESIGN REVIEW BOARD OF BOZEMAN, MONTANA
DRB AGENDA
Wednesday, November 10, 2021
WebEx Meeting Information
Via Webex:
https://cityofbozeman.webex.com/cityofbozeman/onstage/g.php?
MTID=e1372084f0557686bede83b8c75f712b4
Click the Register link, enter the required information, and click submit.
Click Join Now to enter the meeting
Via Phone:
This is for listening only if you cannot watch the stream or channel 190
• Call-in toll number (US/Canada ): 1-650-479-3208
• Access code: 2559 852 8540
Public Comment:
If you are interested in commenting in writing on items on the agenda, please send an email to
agenda@bozeman.net prior to 4:00pm on Wednesday, November 10th, 2021. You may also comment
by visiting the City's public comment page.
You can also comment by joining the Webex meeting. If you do join the Webex meeting, we ask you
please be patient in helping us work through this online meeting. If you are not able to join the Webex
meeting and would like to provide oral comment you may send a request to agenda@bozeman.net
with your phone number, the item(s) you wish to comment on, and someone will call you during the
meeting to provide an opportunity to comment. You may also send the above information via text to
406-224-3967.
As always, the meeting will be streamed through the City's video page (click the Streaming Live in the
drop down menu), and available in the City on cable channel 190.
1
individuals to comment on matters falling within the purview of the Committee. There will also be
an opportunity in conjunction with each action item for comments pertaining to that item. Please
limit your comments to three minutes.
F.Action Items
F.1 North Central Master Site Plan, Application 21029 (Garber)
G.FYI/Discussions
H.Adjournment
For more information please contact Brian Krueger
This board generally meets the 2nd and 4th Wednesday of the month from 5:30 to 7:30
Committee meetings are open to all members of the public. If you have a disability and require
assistance, please contact our ADA coordinator, Mike Gray at 582-3232 (TDD 582-2301).
2
Memorandum
REPORT TO:Design Review Board
FROM:Taylor Chambers - Community Development Technician II
SUBJECT:Approval of Minutes from October 13, 2021
MEETING DATE:November 10, 2021
AGENDA ITEM TYPE:Minutes
RECOMMENDATION:I move to approve the meeting minutes from October 13th, 2021
STRATEGIC PLAN:1.2 Community Engagement: Broaden and deepen engagement of the
community in city government, innovating methods for inviting input from
the community and stakeholders.
BACKGROUND:None
UNRESOLVED ISSUES:None
ALTERNATIVES:1. Approve meeting minutes with corrections.
2. Do not approve meeting minutes.
FISCAL EFFECTS:None
Attachments:
10-13-21 DRB Minutes DRAFT.pdf
Report compiled on: November 4, 2021
3
Bozeman City Commission Meeting Minutes, 10-13-21
Page 1 of 3
THE DESIGN REVIEW BOARD MEETING OF BOZEMAN, MONTANA
MINUTES
Wednesday, October 13th, 2021
WebEx Meeting Information
A) 00:05:37 Call meeting to order
Present: Allison Bryan, Troy Scherer, Erin Eisner, Paul East, Brady Ernst
Absent: Lotus Grenier, M Ethan Barlow
B) 00:06:53 Disclosures
C) 00:07:02 Changes to the Agenda
D) 00:07:13 Approval of Minutes
D.1 Approval of Minutes from September 8th, 2021
09-08-21 DRB Minutes DRAFT.pdf
00:07:30 Motion Motion to approve minutes from September 8th, 2021.
Troy Scherer: Motion
Paul East: 2nd
00:07:45 Vote on the Motion to amend Motion to approve minutes from September 8th, 2021. The
Motion carried 5 - 0
Approve:
Allison Bryan
Troy Scherer
Erin Eisner
Paul East
Brady Ernst
Disapprove:
4
Bozeman City Commission Meeting Minutes, 10-13-21
Page 2 of 3
None
E) 00:08:14 Public Comment
F) 00:11:01 Action Items
F.1 00:11:37 Vance Thompson Vision Site Plan; Application No. 21242 (Lyon)
21242_StaffReport_DRB.pdf
001_G0.0.3_BOZEMANUDCCOMPLIANCE-RENDERINGS_08272021.pdf
002_C1.2.1_SITEPLAN_08272021.pdf
003_L1.2.5_PLANTING&SEEDINGPLAN_08272021.pdf
003_L1.2.6_PLANTINGANDSEEDINGPLANCATRONCREEK_08272021.pdf
003_L1.1.1_HARDSCAPEPLANOVERALL_08272021.pdf
003_L1.2.0_PLANTING&SEEDINGNOTES_08272021.pdf
003_L1.2.1_PLANTING&SEEDINGPLANOVERALL_08272021.pdf
003_L1.2.2_PLANTING&SEEDINGPLAN_08272021.pdf
003_L1.2.3_PLANTING&SEEDINGPLAN_08272021.pdf
003_L1.2.4_PLANTING&SEEDINGPLAN_08272021.pdf
004_A2.3.2_LEVEL3DIMENSIONPLAN_08272021.pdf
004_A2.4.1_ROOFPLAN_08272021.pdf
004_A2.1.2_LEVEL1DIMENSIONPLAN_08272021.pdf
004_A2.2.2_LEVEL2DIMENSIONPLAN_08272021.pdf
004_A4.1.1_OVERALLEXTERIORELEVATIONS_08272021.pdf
00:11:41 Staff Presentation
Associate Planner Nakeisha Lyon presented on behalf of the City of Bozeman, providing an overview of
the proposed site plan with departure.
00:25:57 Planner Lyon reviewed the next steps of the project and staff recommendation.
00:26:33 Jennifer Dunn with A&E Architects introduced the other members of the applicant
team: Susan Degroot with Vance Vision, and Developer Don Cape Jr. Following, Architect Degroot
reviewed the design concept and provided an overview of the proposed site plan.
00:42:24 Public Comment Opportunity (Project Specific)
Don Cape Jr. was called to speak
00:50:15 Design Review Board members directed questions toward the project design team and
city staff.
01:07:50 Motion Having reviewed and considered the application materials, public comment, and all the
information presented, I hereby adopt the findings presented in the staff report for application 21242
and move to recommend approval of the site plan application with departure subject to conditions and
all applicable code provisions.
Allison Bryan: Motion
5
Bozeman City Commission Meeting Minutes, 10-13-21
Page 3 of 3
Troy Scherer: 2nd
01:09:39 Board members discussed the motion.
01:13:37 Vote on the Motion to approve Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in the staff report for
application 21242 and move to recommend approval of the site plan application with departure subject
to conditions and all applicable code provisions. The Motion carried 5 - 0
Approve:
Allison Bryan
Troy Scherer
Erin Eisner
Paul East
Brady Ernst
Disapprove:
None
G) 01:14:22 FYI/Discussions
H) 01:14:47 Adjournment
For more information please contact Brian Krueger bkrueger@bozeman.net. This board generally meets
the 2nd and 4th Wednesday of the month from 5:30 to 7:30
6
Memorandum
REPORT TO:Design Review Board
FROM:Garber
SUBJECT:North Central Master Site Plan, Application 21029
MEETING DATE:November 10, 2021
AGENDA ITEM TYPE:Citizen Advisory Board/Commission
RECOMMENDATION:Having reviewed and considered the application materials, public comment, and all
the information presented, I hereby adopt the findings presented in the staff report
for application 21029 and move to recommend approval of the master site plan
application subject to conditions and all applicable code provisions.
STRATEGIC PLAN:4.2 High Quality Urban Approach: Continue to support high-quality planning,
ranging from building design to neighborhood layouts, while pursuing urban
approaches to issues such as multimodal transportation, infill, density,
connected trails and parks, and walkable neighborhoods.
BACKGROUND:
A master site plan to coordinate design, phasing, and infrastructure over 5-7
years. The overall proposed development proposes to construct 493
dwelling units, 26,397 square feet of retail, 15,000 square feet of restaurant,
45,300 square feet of office, 100 hotel rooms, and 663 off-street parking
spaces located in integrated structured parking facilities. The development is
proposed in 4 phases across 9 buildings, four blocks, and includes a total of
4.4 acres of land. The project site is zoned B-3, Downtown District. The 2020
Community Plan designation is Traditional Core.
UNRESOLVED ISSUES:Design revisions in response to staff comments and Code Provisions were received
October 15, 2021 and an adequacy letter was issued on November 4, 2021 with
further corrections. Remaining code corrections from Planning and Engineering staff
are detailed below.
ALTERNATIVES:None
FISCAL EFFECTS:NA
Attachments:
21029 DRB Staff Report.pdf
C1.0 ExistingConditionsCivilSitePlan_10152021.pdf
C1.1Phase1CivilSitePlan_10152021.pdf
C1.2Phase2CivilSitePlan_10152021.pdf
7
C1.3Phase3CivilSitePlan_10152021.pdf
C1.4Phase4CivilSitePlan_10152021.pdf
C1.5LotandEasementSummaryMap_10152021.pdf
C1.7NorthCentralCommonAreaPlan_10152021.pdf
EL003SiteLightingLuminares_01272021.pdf
L000TreePreservationPlan_07142021.pdf
MSP1.1ParcelPlan_10152021.pdf
MSP1.4PhasedParking_10152021.pdf
MSP1.5OpenSpacePlan_07142021.pdf
MSP1.6UtilityandServicePlan_07142021.pdf
MSP1.7OnStreetParkingDiagram_07142021.pdf
MSP2.1SiteDesignAerialPerspective_01272021.pdf
MSP2.2SiteDesignStreetPerspective_01272021.pdf
MSP2.3 SiteDesignVignette - BeallsAlley_01272021.pdf
MSP2.4SiteDesignVignette - FestivalStreet_01272021.pdf
Report compiled on: November 4, 2021
8
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 1 of 25
Application No. 21029 Type Site Plan, Certificate of Appropriateness
Project Name North Central
Summary A master site plan to coordinate design, phasing, and infrastructure over 5-7 years. The
overall proposed development proposes to construct 493 dwelling units, 26,397 square feet
of retail, 15,000 square feet of restaurant, 45,300 square feet of office, 100 hotel rooms, and
663 off-street parking spaces located in integrated structured parking facilities. The
development is proposed in 4 phases across 9 buildings, four blocks, and includes a total of
4.4 acres of land. The project site is zoned B-3, Downtown District. The 2020 Community
Plan designation is Traditional Core.
Zoning B-3 Growth
Policy
Traditional Core Parcel
Size
194,393 SF
4.4 Acres
Overlay District(s) Neighborhood Conservation Overlay District
Street Address Multiple
Legal Description Tracy’s 3rd Add, S07, T02 S, R06 E, Block B, Lot A, Plat J-198
Beall’s 3rd Add, S07, T02 S, R06 E, Block 3, Lot 1 - 24, Acres 2.963, & Blk 4 Lots 1-10 &
8.5' Tract Adj East Side Plat C-44-A Tracy’s 3rd Add, S07, T02 S, R06 E, Block A, Lot 2 - 3, Acres 1.09063, Amnd Plat C-18-D
Owner Mountain View Building, LLC, Medical Arts Building, LLC, WL-HB 111 Lofts Owner II, LLC, 20 N. Tracy
Ave, Bozeman, MT 59715
Applicant HomeBase Partners, 20 N. Tracy Ave, Bozeman, MT 59715
Representative SMA Architects, 109 E Oak Street, Suite 2E, Bozeman, MT 59715
Staff Planner Danielle Garber Engineer Karl Johnson
Noticing Public Comment Period Site Posted Adjacent
Owners Mailed
Newspaper Legal Ad
NA NA NA NA
Advisory Boards Board Date Recommendation
DRC November 3, 2021 None, Adequacy Determination
DRB November 10, 2021 TBD
Recommendation Application is sufficient for approval with conditions and code provisions.
Decision Authority Director of Community Development Date TBD
Full application: https://weblink.bozeman.net/WebLink/Browse.aspx?id=233806&dbid=0&repo=BOZEMAN
Motion: “Having reviewed and considered the application materials, public comment, and all the information presented, I
hereby adopt the findings presented in the staff report for application 21029 and move to recommend approval of the master
site plan application subject to conditions and all applicable code provisions.”
Unresolved Issues: Design revisions in response to staff comments and Code Provisions were received October 15, 2021
and an adequacy letter was issued on November 4, 2021 with further corrections. Remaining code corrections from Planning
and Engineering staff are detailed below.
9
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 2 of 25
PROJECT SUMMARY
The subject properties are within the Neighborhood Conservation
Overlay District (NCOD) and located two blocks north of Main Street
on multiple parcels. The subject properties are bound on the east by
N. Tracy Ave., The west by N. Grand Ave., the north by W. Villard
St., and the south by W. Lamme St. None of the subject properties
is within a historic district.
This master site plan application proposes a phased development to
be built out over 5-7 years. The overall development proposes to
construct 493 dwelling units, 26,397 square feet of retail, 15,000
square feet of restaurant, 45,300 square feet of office, 100 hotel
rooms, and 677 off-street parking spaces located in integrated
structured parking facilities. The development is proposed in four (4)
phases across nine (9) buildings, covering four (4) blocks, and
includes a total of 4.4 acres of land.
Phase 1 includes an addition to the existing One11 building for 67 new residential units, common amenities, and
associated site improvements. This site plan and commercial certificate of appropriateness (CCOA) application was
reviewed by the DRB on June 9, 2021, the motion to recommend approval failed 3-2 with 3 votes against, and 2 votes
for the recommendation. Some of the DRB recommended changes were incorporated, or influenced changes to the
design, and the site plan (#20456) was approved by the Director on October 22, 2021. Phase 1 also includes the building
at Block 4, known as The Ives. The Ives site plan (#21165) proposes a mixed use building with ground floor retail spaces,
99 dwelling units, and 186 parking spaces within structured parking on three levels of the building. The northwest corner
of The Ives is the only area of the master site plan with residential adjacency along the alley that triggers the zone edge
transition standards in Section 38.320.060. The Ives was reviewed by the DRB on September 8, 2021 and the body
recommended approval to the Director unanimously 5-0. The Ives is still under review with the City and due to the shared
parking proposed by the applicant, cannot be granted final site plan approval until the master site plan is approved.
Demolition of the parking lot at 110 W. Beall, and the building, parking lot, and site improvements at 206 N. Grand is
required with this phase to facilitate the development of One11 2.0, this demolition was approved with the One 11 2.0
site plan and CCOA. Demolition of the parking lot and site improvements at Block 4 is required to facilitate the
construction of The Ives. This is under review with the Ives SP and CCOA and conditions of approval related to relocation
of the parking spaces that serve the tenants at the Medical Arts building and the AC Hotel are required prior to any
demolition of commencement of construction (see below in phase 2 for further details on the proposed temporary parking
solution).
Phase 2 includes Building 3-4, known as The Henry. The Henry site plan (#21231) proposes a residential only building
with 44 dwelling units, and 45 parking spaces located in a basement structured parking facility. The Henry was also
reviewed by the DRB on September 8, 2021 and approval recommended unanimously 5-0. The Director approved this
site plan application on October 28, 2021 with conditions of approval that include preventing demolition or construction
until the removed Medical Arts parking spaces are relocated. Phase 2 also includes Mountain View East at the site of
the existing Mountain View Care Center southwest of the corner of North Tracy and West Beall. Demolition approval for
the Mountain View Care Center at 205 N. Tracy, which is attached to the historic Bozeman Deaconess Hospital, was
approved October 26, 2021. The structure was built in the 1970’s and was non-eligible for historic status. Subsequent
development of the site in the short term will be site reclamation and conversion to a temporary parking lot with 80
spaces, and the wall adjacent to the old Deaconess hospital will be filled with brick of similar style to what is existing. A
Special Temporary Use Permit (STUP) for the temporary parking area is in review with the City. The applicant is
requesting the temporary parking for 1 year to accommodate removed parking spaces from Block 4 and Building 3-4.
10
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 3 of 25
Further development of Mountain View East will be submitted for Site Plan and COA review and cannot be constructed
until the temporary parking area is no longer needed following construction of Block 4 (The Ives).
Phase 3 includes Buildings 3-1, 3-2, and 3-3 located along West Beall where the existing 1 story wing of the Medical
Arts Building is located. Building 3-1 proposes 6,000 square feet of restaurant, 3,000 square feet of retail and 30
residential units above. Building 3-2 proposes 3,000 square feet of retail and 40 residential units above. Building 3-3
proposes also proposes 3,000 square feet of retail with 46 residential units above. Phase 3 also includes the Mountain
View West building where the old Deaconess Hospital currently sits. Mountain View West is proposed to be a 100 room
hotel with associated services. The existing hospital is a contributing structure, and demolition will be reviewed by the
City’s Historic Preservation Planner with the submittal of an individual CCOA demolition application.
Phase 4 is the final phase in the proposed master site plan. This phase includes Building 3-5 a 70 unit residential
structure. A demolition CCOA application for the existing Medical Arts tower building will be submitted along with the
Site Plan and CCOA design review for the apartment building.
Please note that all phases also include on and off-site infrastructure improvements such as relocating overhead power,
new crosswalks, curb, sidewalk, utility upgrades, new street lighting, new street trees, and public landscaping.
Subsequent review of site development for each phase is required in the form of site plan and CCOA applications, some
including demolition at the time of development. Conditions of approval 2, 3, and 4 speak to these requirements.
Parking is examined in more detail below. Parking demand is based on currently proposed uses within each building and
phase. The applicant is required to refine these calculations with each subsequent site plan application and adequate
off-street parking according to the Bozeman Municipal Code standards in place at the time of development will be
evaluated.
The relocation of boundary lines and aggregation of lots will be necessary to facilitate construction of the proposed
buildings and site improvements. Condition of approval 7 requires subdivision exemption applications with any
associated easements be submitted and approved with each phase of development.
Administrative Design Review (ADR) has reviewed the design of the proposed master site plan and found the plans do
comply with the standards and intent of NCOD Design Guidelines. The following report reviews how the proposal
complies with Plan Review Criteria, the Growth Policy, Zoning Standards, Engineering Standards, the NCOD Design
Guidelines and the Certificate of appropriateness criteria (COA) with the current conditions of approval and code
provisions. The DRB is required to review all of the Plan Review Criteria.
Pursuant to section 38.340.020, the Design Review Board (DRB) authority; development applications located within the
overlay district for a project of this size and intensity must be reviewed by the DRB. The DRB is required to make a
recommendation to the Director on this application. The Design Review Board meeting will occur online via Webex at
5:30 p.m. on Wednesday November 10, 2021. Public comment will commence upon adequacy of the application and the
Director of Community Development will make the final decision on this application after the public comment period is
closed.
11
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 4 of 25
RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this report. Additional
conditions of approval and code corrections are required and will be included with the final report provided to the
Director of Community Development
1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the
Bozeman Municipal Code or state law.
2. Each phase of this master site plan shall be evaluated independently at the time of development. Aspects
including (but not limited to) water rights or cash in lieu of water rights, required parkland, grading and drainage,
payback districts, off site infrastructure improvements, and waivers of right to protest will all be evaluated with
each phase at the time of development.
3. A refined phase boundary, detailed construction management plan, and summary of improvements provided in
each phase is required with each subsequent site plan application.
4. The parkland tracking table must be updated with each phase of development.
5. A Public Tree Reimbursement Form will be required for any existing boulevard trees prior to removal. Project
representatives must meet with the Forestry Division to discuss measures for tree preservation/removal with
each subsequent site plan.
6. Public transit route options and stop locations must be considered when each phase of development. HRDC or
the current transit authorities must be contacted and allowed to comment with each phase. If a transit stop is
identified with or adjacent to the development it must be completed prior to final plan approval of that phase.
7. Subdivision exemption applications for lot aggregations and lot line rearrangements can be submitted and
reviewed concurrently with site plan applications for each phase. The amended plat applications must be
approved and recorded prior to final approval of each site development application.
8. Provide draft legal documentation that supports shared infrastructure, such as the stormwater facilities, shared
parking, and shared maintenance across all lots for each phase. Provide draft property owners association
documents or some other legal framework prior to occupancy of any buildings within the master site plan.
9. The applicant is advised that engineering is in general agreement with the proposed pedestrian mid-block
crossings as shown in phase 3 of the master site plan. However, the tis must be updated prior to site plan
approvals within phase 3 to justify the proposed mid-block crossings.
10. Those, which may be identified by the DRB as recommended conditions.
CODE PROVISIONS
1. BMC 38.540.050. There are some remaining required corrections within the master parking and mobility plan.
Please correct as indicated in the DRC adequacy letter dated 11/4/21
2. BMC 38.560. The purpose of a comprehensive sign plan is to coordinate design, colors, lighting, materials,
mounting, and coordination with building design. A separate comprehensive sign plan is required for each
individual building with more than one commercial space. This will provide diversity in sign design building to
building and contribute to placemaking with a variety of sign types across the development.
ADVISORY COMMENTS
1. DSSP Plans and Specification Review Policy – Plans, specifications, and submittals for public infrastructure
improvements (street improvements (including street lighting), new fire hydrants, and storm mains) must be
submitted to the City Engineering Department (engsubmittals@bozeman.net) for infrastructure review.
12
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 5 of 25
2. DSSP Fire Service Line Standard – Plans for all fire service lines must be submitted to the City Engineering
Department (engsubmittals@bozeman.net) for review.
3. Montana Post-Construction Storm Water BMP Design Guidance Manual The applicant must demonstrate that
seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance
recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater
table. The applicant must provide local seasonal high groundwater elevations to support the proposed design.
4. BMC 40.04.500 Requirement To Control and Reduce Stormwater Pollutants Provide a stormwater
drainage/treatment grading plan and maintenance plan for a system designed to treat the first 0.5 inch of stormwater
to remove solids, silt, oils, grease, and other pollutants must be provided to and approved when the Site Plan
application are submitted. The plan must demonstrate adequate site drainage (including sufficient spot elevations),
storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge
structure details), storm water discharge destination, and a storm water maintenance plan. The approved stormwater
maintenance plan must be incorporated into the Owners Association Documents and a copy must be submitted prior
to Site Plan approval.
5. BMC 38.540.020 The applicant must identify snow storage areas on the Site Plan for the parking area. Snow
removal storage areas must be sufficient to store snow accumulation on site. Such areas shall not cause unsafe
ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include
areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage
landscaping.
6. A cleanout in the landscaped right-of-way shall be provided to allow proper maintenance for storm lines with bends.
7. The inlet on corner of Villard and Tracy must be replaced to connect directly north into new manhole. Existing inlet
pipe must be properly abandoned. This must be addressed with an infrastructure submittal.
8. Individual site plans must identify overflow paths that demonstrates that no structures will be flooded during a 100-
year storm event.
9. DSSP II.C.3 Basins serving multiple lots shall be located in common open space owned by a Homeowners or
Property Owners Association. Locating a basin within an easement on a lot will not be permitted unless approved by
the governing body.
a. As shown on the provided plans, the City is in general agreement on the overall location of the proposed
stormwater facilities and that a separate drainage easement will need to be provided where facilities serve
multiple lots
10. BMC 38.410.130.A.1 Water rights The applicant must contact Griffin Nielsen with the City Engineering Department
to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to respective site plan
approvals.
11. BMC 38.270.030.C Whenever any building lots or building sites are created inside the city limits, municipal water
distribution systems, municipal sanitary sewer collection systems, streets, and stormwater collection, treatment, and
detention or retention systems must be provided to the lot or site. Each building site must utilize and be connected to
both the municipal water distribution and municipal sanitary sewer collection systems. Subject to the provisions of
subsection C.1 of this section, these improvements must be designed, constructed, and installed according to the
standards and criteria as adopted by the city and approved by the review authority prior to the issuance of any
building permits, except when concurrent construction is an identified purpose of the initial project review and
approved pursuant to the criteria established in subsection D of this section.
a. The applicant is advised that site plans within the development are shown requiring improvements. Given
the complexities associated with each site plan the applicant is advised to understand the completion of
improvements. The possibilities of satisfying the completion of improvements section will vary depending on
13
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 6 of 25
which site is being constructed. The applicant must request, if applicable, which concurrent construction
route with each individual site plan application.
12. BMC 38.270.030 As shown buildings 3-4 and 3-3 sewer will contribute to a downstream sewer constriction. The
downstream sewer main located within Tracy Ave from W Peach St to W Cottonwood St is a 6-inch Vitrified Clay
Pipe (Facility ID: F0310_F0311). This sewer does not meet current city standards. The sewer main must be improved
to an 8 inch sewer main meeting current city standards.
a. The improvements must be in place prior to building permit approval unless concurrent construction (BMC
38.270.030.D) is approved. Concurrent construction must be requested with respective site plan
applications. Please submit a concurrent construction plan in accordance with subsection 14 addressing all
the requirements of section D.
13. DSSP V.A.6.H The applicant must abandon any unused water service stubs at the main.
14. The sanitary sewer service to Block A, Lot 2A is shown running through Block A, Lot 3A. This must be moved to run
straight into the right of way or an easement must be provided were it is located in the adjacent property.
15. Existing water wells are shown in the existing plan. If wells are to be abandoned they must be abandoned in
accordance with DEQ requirements.
16. Change of street widths may require adjustment of location of manholes, inlets, curb stops, hydrants and valve
boxes.
17. DSSP XII Mid-Block Crosswalks A streetlight shall be located one half to 1 mounting height in front of the
crosswalk on both sides of the street for all mid-block crossings.
14
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 7 of 25
Figure 1: Current Zoning & Vicinity Map
15
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 8 of 25
Figure 2: Existing Conditions
16
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 9 of 25
Figure 3: Proposed Architectural Site Plan Full Build Out
17
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 10 of 25
Figure 4: Proposed Civil Site Plan Full Build Out
18
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 11 of 25
Figure 5: Utility and Service Area Plan
19
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 12 of 25
Figure 6: Common Open Space
20
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 13 of 25
Figures 7: Site Design Aerial Perspective Looking SE Towards Main.
Figures 8: Site Design Street Perspective Looking NE
21
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 14 of 25
ANALYSIS AND FINDINGS
Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards,
plans, public comment, and all other materials available during the review period. Collectively this information is the record
of the review. The analysis in this report is a summary of the completed review.
Plan Review, Section 38.230.100, BMC
In considering applications for plan approval under this title, the Director of Community Development shall consider the
following:
1. Conformance to and consistency with the City’s adopted growth policy
38.100.040 B
Meets Code?
Growth Policy Land Use Traditional Core Yes
Zoning B-3, Downtown Business District Yes
Comments: The uses are allowed within the zoning district. The property is within the City’s municipal service
area. The project is an infill redevelopment at urban density. The community plan encourages the City to look
inward by prioritizing infill. Theme 3 of the Community Plan focuses on “A City bolstered by downtown and
complementary districts.” The importance of this theme is summarized the following way:
“Concentrated development makes sense for our pocketbooks and overall health. When it comes to promoting a
walkable, bikeable, safe, affordable, and energy-efficient community, density and design matter. Preventing sprawl
and increasing resource efficiency depend on an intensity of urban life found in our commercial centers.”
Staff finds that the project does contribute to the goals of the growth policy including the following:
The traditional core of Bozeman is Downtown. This area exemplifies high quality urban design
including an active streetscape supported by a mix of uses on multiple floors, a high level of
walkability, and a rich architectural and local character. Additionally, essential government services
and flexible spaces for events and festivals support opportunities for civic and social engagement.
The intensity of development in this district is high with a Floor Area Ratio (FAR) well over 1. As
Bozeman grows, continued evolution is necessary for long-term resilience. Challenges do exist,
particularly around keeping local identity intact, balancing growth sensitively, and welcoming more
transportation modes and residents. Underdevelopment and a lack of flexibility can threaten the
viability of the land use designation. Future development should be intense while providing areas of
transition to adjacent neighborhoods and preserving the character of the Main Street Historic
District through context-sensitive development. This project meets the definition of the Traditional
Core by providing residential development intensity in the B-3 district to help support a vibrant
downtown in an underutilized transition area between commercial and residential areas. Infill is
prioritized in the 2020 Community Plan to prevent sprawl and increase resource efficiency.
Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community
development oriented on centers of employment and activity. Support an increase in development
intensity within developed areas. This project meets the stated development intensity desired for the
traditional core and is oriented around the downtown commercial center
Goal M-1.1: Prioritize mixed-use land use patterns. Encourage and enable the development of
housing, jobs, and services in close proximity to one another. As stated above this project proposes
to provide housing in close proximity to jobs and services within the existing mixed-use land
patterns of the City’s core.
Goal N-1: Support well-planned, walkable neighborhoods. This project proposes to construct a focal
point development with functions, activities, and facilities that can be sustained over time. Services
22
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 15 of 25
for residents are proposed within the development such as retail, restaurants, and lodging, as well
as opportunities for open spaces and pedestrian/bike only paths between and around buildings.
2. Conformance to this chapter, including the cessation of any current
violations 38.200.160
Meets Code?
Current Violations None Yes
Comments: No current violations exist.
3. Conformance with all other applicable laws, ordinances, and regulations
38.100.080
Meets Code?
Conflicts None Yes
Condominium ownership NA NA
Comments: The proposed uses of the site are consistent with the allowed uses of the B-3 district including
residential, office, retail, and restaurant. No specific conflicts identified. Additional steps will be required
including but not limited to completion of conditions of approval and code provisions, review of infrastructure
and completion of off-site infrastructure as needed per phase, review and approval of all subsequent site
plans, certificates of appropriateness, final demolition review and approval, and approval of building permits.
The Building Division of the Department of Community Development will review the requirements of the
International Building Code for compliance at the time of each building permit application.
4. Conformance with Plan Review for applicable permit types as specified in
article 2 Section 38.230
Meets Code?
Site Plan & Certificate of Appropriateness (COA) Yes
Comments: The site plan and COA criteria are met with this project where applicable at the master site
plan level. The proposal is compatible and sensitive to the immediate environment of the site and the
adjacent neighborhoods. Architectural design, building mass, and character are compatible to the
immediate environment of the site and neighborhood. Further analysis on this is in Section 13, NCOD
Design Guidelines.
5. Conformance with zoning provisions of article 3 38.320.100 Meets Code?
Permitted uses 38.310 Commercial, Mixed Use, Apartments and
Apartment Buildings. Varies per site.
Yes
Form and intensity standards 38.320 Yes
Zoning
B-3 Setbacks
(feet)
Structures Parking /
Loading
Yes
Front Block Frontage:
Mixed-
Storefront &
Mixed-
Landscaped
Block Frontages
Block Frontage:
Mixed-
Storefront &
Mixed-
Landscaped
Block Frontages
Rear 0 0
Side 0 0
Alley 5’ 5’
Comments: The proposed setbacks meet all B-3 zone district standards. The proposed building
footprints respond to two different block frontage designations requested by the applicant. Mixed-
Storefront and Mixed-Landscaped. See more on block frontages below. B-3 does not require rear or side
setbacks, but does require 5-foot alley setbacks. Only one dedicated north-south oriented 14-foot alley
exists adjacent to the master site plan to the west of Block 4 (The Ives). A 5-foot alley setback is
proposed, and the building is drawn 8-feet from the property line to accommodate an 8-foot utility
23
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 16 of 25
easement. The originally platted north-south oriented alley through Block 3 was vacated in 1970 under
ordinance #902. The applicant does not propose dedicated alleys with the lot rearrangement of Block 3,
but proposes common access easements. One east-west oriented 30-foot wide access easement called
“Beall’s alley” in the plans will provide a mid-block connection between North Willson and North Tracy. As
well as a 20-foot north-south oriented, and a 24-foot north-south oriented access easement on either side
of Beall’s alley connecting West Beall and West Villard streets. No additional setbacks from these
easements are proposed. See more on proposed easements and amended plats below.
Relationship to adjacent properties standards 38.520.030 (light and air access and
privacy) and angled setback plane 38.360.030
NA
Applicable zone specific or overlay standards 38.330-340 Yes
Building Height Requirements 38.320.010-.060 Yes
Lot coverage Varies Allowed 100%
Height Varies Allowed 70’ Yes
Comments: The proposed buildings must meet B-3 height and lot coverage standards in effect at the time of
site plan review for each building with allowable encroachments.
The Zone edge transitions, based off Section 38.320.060 only apply for the Block 4 (The Ives) building since
the majority of the subject properties are surrounded by B-3 zoning and shares no rear or side lot lines with
adjacent residential districts.
Overlay District Standards (NCOD) 38.340 Yes
Comments: See Section 13 below for NCOD analysis
General land use standards and requirements 38.350 Yes
Comments: Project will be required to meet all applicable standards of 38.350 including permitted height
encroachments, which allows parapet walls extending no more than 4-feet above the limiting height of the
building in effect at the time of application.
Applicable supplemental use criteria 38.360 NA
Supplemental uses/type None NA
Comments: No supplemental uses are applicable to this project at this time.
Wireless facilities 38.370 NA
Affordable Housing 38.380.010 NA NA
Affordable housing plan NA
Comments: NA
6a(1). Conformance with the community design provisions of article 4:
Transportation facilities and access 38.400
Meets Code?
Street vision Yes Yes
Secondary access Yes
Traffic Impact Study /
LOS
Yes Transportation
grid adequate to
serve site
Yes Yes
Comments: A TIS was fully evaluated by the Engineering Division and it has been found to meet City
standards for peak trip generation and level of service. 11 new vehicular drive accesses are proposed
across the full build to access service areas or structured and surface parking. A deviation has been
requested and approved from engineering for drive access spacing for the parking garage entrance to
Block 4 (The Ives) where it is closest to the Villard intersection with the alley and this departure is
supported by the City Engineer. Engineering review of transportation deviations is based on traffic
volumes, turning movements, traffic controls, site design, sign distances, and location and alignment of
other access points. The public right-of-way design also adds a traffic-calming circle at the Lamme and
N. Grand intersection. Two mid-block crossings are proposed on Willson and Beall. A condition of
24
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 17 of 25
approval has been provided to the applicant that justification for these crossings must be provided when
uses and pedestrian traffic volumes are known with Phase 3.
Street dedication NA Yes
Drive access locations and widths Yes
Number of drive accesses 11 Yes
Street easements NA
Special Improvement Districts No Yes
Comments: See above comments regarding transportation and drive accesses.
Parking requirements of 38.540
Required parking nonresidential 271 Yes
Required parking residential 382
Reductions nonresidential – B-3 Varies by Use
Reductions – parking structure 15%
Reductions – transit availability 10%
Provided parking off street 677
On street parking 53
Comments: The provided parking plan accounts for known uses at this time for residential and non-
residential off-street parking requirements. This plan may be updated at the time of site plan application
submittal for each subsequent phase and building according to the required parking at the time of
submittal. The following table shows required residential and non-residential parking after reductions, as
well as provided off-street parking.
Phase 1 parking is to be provided within structured parking, and in a surface parking lot.
Reductions utilized include an on-street residential reduction, B-3 reductions, availability of
commercial transit, and availability of the public parking structure. The non-residential requirement
for Block 4 includes the 80 parking stalls provided by agreement to the AC hotel on Mendenhall
Street. The parking agreement to provide the 80 stalls for the AC hotel pre-dates this application.
The applicant has provided a draft agreement temporarily relocating those 80 stalls, and the
parking required for the remaining tenants in the Medical Arts Building to the temporary parking lot
proposed at the Mountain View East site until Block 4 is constructed.
Phase 2 parking is to be provided entirely within structured parking. The Mountain View East site
will rely on 93 SID 565 parking stalls previously purchased and on file for the parcels. Reductions
utilized include an on-street residential reduction, residential car share, B-3 reductions, availability
of commercial transit, and availability of the public parking structure.
Phase 3 parking is to be provided within structured parking in the 4 buildings, and via 65 SID stalls
previously purchased for the Mountain View West parcel. Reductions utilized include an on-street
25
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 18 of 25
residential reduction, residential car share, B-3 reductions, availability of commercial transit, and
availability of the public parking structure.
Phase 4 parking is to be provided within structured parking. Reductions utilized include an on-
street residential reduction, and residential care share.
Bicycle parking for over 150 bicycles is proposed across the entire development and will exceed
standards.
6a(2). Conformance with the community design provisions of article 4:
Pedestrian and vehicular ingress and egress 38.400
Meets Code?
Design of the pedestrian and vehicular circulation systems to assure that pedestrians
and vehicles can move safely and easily both within the site and between properties
and activities within the neighborhood area
Yes
Vehicle accesses to site 11 Vehicle/loading, 2 Pedestrian Only Yes
Pedestrian access location(s) Yes
Site vision triangles Yes
Fire lanes, curbs, signage and striping Yes
Non-automotive transportation and circulation systems, design features to enhance
convenience and safety across parking lots and streets, including, but not limited to
paving patterns, grade differences, landscaping and lighting
Yes
Crosswalks Yes
Curb ramps Yes
Pedestrian lighting Yes
Comments: The buildings will connect to the public pedestrian system along their street frontages. New drive
accesses will be utilized to access structured parking within buildings, as well as for solid waste pick up, and
for loading and unloading areas where required. The proposed streetscapes along the storefront block
frontages on N. Willson and W. Beall are proposed to be redesigned to include custom 5’ x 10’ raised planters
around boulevard trees and permeable pavers. Traffic calming corner treatments on the corners of Beall street
will have landscaped annual beds and enhanced paving. The storefront treatment will wrap around the corner
of Beall Street and Tracy Avenue to the northeast side of Block 3, and also to the east side and south sides of
Mountain View East. Landscaped block frontage without the planters and with boulevard grasses will define
the streetscape along the north end of Block 3 along Villard Street. Custom streetlights will be utilized to further
define the district as a transition area between downtown and the older adjacent residential neighborhoods.
The City’s Engineering and Forestry Divisions have reviewed these plans for compliance with adopted
standards.
Interior pedestrian and loading only paths through block 3 and between the Mountain View buildings can be
accessed via 4 pedestrian only access points on North Willson, North Tracy, Beall and West Lamme.
26
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 19 of 25
Adequate connection and integration of the pedestrian and vehicular transportation
systems to the systems in adjacent development and the general community
Yes
Access easements 5 of varying widths. Yes
Dedication of right-of-way or easements necessary for pedestrian, shared use
pathway and similar transportation facilities
NA
Comments: 5 public access easements are proposed to facilitate pedestrian circulation through the
master site plan. These easements vary in width from 20-feet to 36-feet.
6a(3) Loading and Unloading areas Meets Code?
Loading and unloading area requirements 38.540.080 Yes
Loading and unloading Yes Yes
First Berth (min. 70 feet
length, 12 feet in width and
14 feet in height)
Yes Yes
Additional Berths (min. 45
feet length)
NA NA
Comments: One off-street loading berth is required for the proposed hotel at Mountain View West. The
applicant proposes to utilize the pedestrian easement to the east of the hotel for these purposes. The
proposed area will meet the dimensional requirements detailed above. This will be evaluated in more detail
with the review of the site plan for this building in phase 3.
6b Community design and element provisions 38.410 Meets Code?
Lot and block standards 38.410.040 Yes
Rights of way for pedestrians alternative block delineation NA
Comments: NA
Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes
Municipal infrastructure requirements Yes
Easements (City and public utility rights-of-way etc.) Yes
Water, sewer, and stormwater Yes
Other utilities (electric, natural gas, communications) Yes
CIL of water Yes
Comments: General infrastructure requirements for transportation and utility service has been evaluated by
engineering with this application including water and sewer demand, and traffic impacts. New infrastructure
for each phase will be evaluated at the time of each development application including infrastructure review
of plans for items like change of street widths requiring adjustment of location of manholes, inlets, and curb
stops, new street lighting, new fire hydrants, storm mains, downstream sewer lines, and fire service lines.
Many of these requirements are listed as advisory comments above.
Site Surface Drainage and stormwater control 38.410.080 Yes
Location, design and capacity Yes
Landscaping per 38.410.080.H NA
Comments: Reviewed by the Engineering Department. All stormwater facilities are to be underground
infiltration chambers.
Grading 38.410.080 Yes
Maximum 1:4 slope requirements met NA
Comments: Grading reviewed by the Engineering Department.
6c. Park and recreation requirements 38.420 Meets Code?
Enhancement of natural environment NA
Wildlife habitat or feeding area preservation NA
27
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 20 of 25
Maintenance of public park or public open space access NA
Park/Recreational area design NA
Parkland Cash-in-lieu for maximum known density not to exceed
12 units/acre (ac.).
Yes
To be calculated with each development application
Cash donation in-lieu(CIL) To be calculated with each
development application
Yes
Improvements in-lieu NA NA
Comments: CIL of parkland is required to be provided for residential development in the B-3 district. Each
subsequent development application will be required to submit a CIL of parkland calculation and payment
prior to approval.
7a-c. Conformance with the project design provisions of Article 5,
Compatibility, Design and Arrangement
Meets Code?
Compatibility with, and sensitivity to, the immediate environment of the site and the
adjacent neighborhoods and other approved development relative to architectural
design, building mass, neighborhood identity, landscaping, historical character,
orientation of buildings on the site and visual integration
Yes
Block Frontage Standards 38.510 Yes
Comments: The application is meeting block frontage standards for six street frontages. Documents and
drawings showing that each proposed building is meeting the required standards for the Mixed-Storefront
and Mixed-Landscaped frontages designated in future applications is required. Currently known design
elements include ground level uses, building placement, building entrances, sidewalk width, and
landscaping are provided with this application and meet minimum standards.
Structured parking facility development standards 38.510.030.M Yes
Comments: The structured parking will be required to be completely wrapped with active residential or
commercial uses meeting the minimum depths required where parking is proposed to be provided above
ground. Other requirements of this section are appear to be met including, street level openings and
parking entrances with the current site plan. Full compliance will be evaluated with each subsequent
application.
Site Planning and Design Elements 38.520 Yes
Design and arrangement of the elements of the plan (e.g., buildings, circulation, open
space and landscaping, etc.) so that activities are integrated with the organizational
scheme of the community, neighborhood, and other approved development and produce
an efficient, functionally organized and cohesive development
Yes
Relationship to adjacent properties 38.520.030 NA
Non-motorized circulation and design 38.520.040 Yes
Vehicular circulation and parking 38.520.050 NA
Comments: Non-motorized circulation is present around and within the proposed master site plan. Access
easements interior landscaping, public art, pedestrian lighting, open space, and patios are proposed with this
master site plan and will be evaluated with future applications for compliance with this plan and municipal
standards at the time of application.
Design and arrangement of elements of the plan (e.g., buildings circulation, open
space and landscaping, etc.) in harmony with the existing natural topography, natural
water bodies and water courses, existing vegetation, and to contribute to the overall
aesthetic quality of the site configuration
NA
Comments: NA, urban design and conditions.
Building Design 38.530 NA
28
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 21 of 25
Comments: NA. Building design is not being evaluated with this plan. Conceptual perspective drawings
have been provided. Building design is to be evaluated in detail with each subsequent application.
Diversity in building design is expected to add character to the district and meet NCOD subchapter 4B
design guidelines.
7d. Conformance with the project design provisions of Article 5, Landscaping
including the enhancement of buildings, appearance of vehicular use, open
space and pedestrian area and the preservation of replacement of natural
vegetation
Meets Code?
Submittal requirements for landscape plans 38.220.100 Yes
Mandatory landscaping 38.550.050 Yes
Yard NA
Additional screening NA
Parking lot screening Yes – One11 2.0 (Phase 1)
Interior parking lot landscape Yes – One11 2.0 (Phase 1)
Off-street loading spaces screening NA
Street frontage Yes
Street median island NA
Acceptable landscape materials NA
Protection of landscape areas NA
Irrigation: plan, water source, system
type
NA
Trees for residential adjacency Yes
City rights-of-way and parks Yes
Tree plantings for boulevard ROW, drought-resistant seed Yes, where
applicable
Public ROW boulevard strips Yes
Irrigation and maintenance provisions for ROW Yes
State ROW landscaping NA
Additional NA NA
Fencing and walls NA NA
Comments: Only public landscaping details have been provided with this application with the proposed
streetscape design. Specific tree species, plantings, and irrigation will be evaluated with subsequent
development applications. A tree preservation plan has been provided and the applicant is required to
coordinate with forestry on any public tree removal and reimbursement. The only surface parking
proposed has been reviewed with the One11 2.0 site and has been found to meet code for landscape
screening and interior parking lot landscaping.
Site planning and design required 38.520 Yes
Pedestrian area landscaping, including pathways and internal circulation 38.520.040 NA
Internal roadway landscaping 38.520.050 NA
Open space landscaping 38.520.060 NA
Service area and mechanical equipment landscaping and screening 38.520.070 NA
Open space NA
Comments: Interior landscaping has not yet been provided for this plan. The applicant will be required to
meet any applicable landscaping requirements for pedestrian areas, building foundations, and open space at
the application for future development.
7e. Conformance with the project design provisions of Article 5, Open Space Meets Code?
Open Space Section 38.520.060 NA
29
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 22 of 25
7g. Conformance with the project design provisions of Article 5, Signage
38.560
Meets Code?
Allowed (sq. ft)/building NA NA
Proposed (sq. ft) NA
Comments: No signage is proposed at this time. Comprehensive sign plans will be required for buildings
with two or more commercial spaces. A sign permit is required prior to the construction of any new
signage.
8a-c. Conformance with environmental and open space objectives in articles 4-
6 Meets Code?
Enhancement of natural environment: Integrated stormwater, LID, removal of
inappropriate fill
NA
Grading Yes
On-site retention/detention Yes
Comments: Reviewed by Engineering Department.
Drainage design Yes
Stormwater maintenance plan 38.410.030.A Yes
Stormwater feature: landscaping amenity, native species, curvilinear, 75% live
vegetation
NA
Total required NA NA
Total provided NA NA
Comments: Common open space areas have been delineated within pedestrian access easements and
adjacent and within future buildings. Condition of approval 8 requires a legal framework be provided to
facilitate funding and maintenance of these spaces.
7f. Conformance with the project design provisions of Article 5, Lighting
38.570
Meets Code?
Building-mounted lighting (cutoff and temperature) NA
Site lighting (supports, cutoff and temperature) Yes
Minimum light trespass at property line NA
Comments: Custom street lights have been provided with this application. Engineering supports the
custom luminaires and custom pole height for the proposed street lighting within the public right of way.
Planning staff supports the use of common lighting within the master site plan
30
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 23 of 25
Comments: No above ground stormwater facilities proposed.
Watercourse and wetland protections and associated wildlife habitats NA
If the development is adjacent to an existing or approved public park or public open
space area, have provisions been made in the plan to avoid interfering with public
access to and use of that area
NA
Comments: NA
9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code?
Watercourse setback 38.410.100 NA
Watercourse setback planting plan NA
Floodplain regulations 38.600 NA
Wetland regulations 38.610 NA
Comments: NA
10. Other related matters, including relevant comment from affected parties
38.220
Meets Code?
Public Comment NA
Comments: Public notice has not been conducted, as it is not required prior to DRB. Once code
provisions have bene satisfied and adequacy is determined, public notice will commence.
11. If the development includes multiple lots that are interdependent for
circulation or other means of addressing requirement of this title, whether the
lots are either: Configured so that the sale of individual lots will not alter the
approved configuration or use of the property or cause the development to
become nonconforming OR Are the subject of reciprocal and perpetual
easements or other agreements to which the City is a party so that the sale of
individual lots will not cause one or more elements of the development to
become nonconforming. 38.410.060
Meets Code?
Subdivision exemption Required for lot aggregation and boundary
realignment
Yes
Required Easements Yes, by individual development and phasing Yes
Reciprocal access and
shared parking easement
Yes To be provided with
future development
review.
Yes
Mutual access easement and
agreement
Yes To be provided with
future development
review
Yes
Comments: Separate subdivision exemption applications are required as phases develop. A legal
framework for shared access, utilities, stormwater, and other amenities will be provided prior to final
approval of this plan. All future amended plats must be reviewed, approved, and recorded prior to final
site plan approval for each building.
12. Phasing of development 38.230.020.B including buildings and
infrastructure
Meets Code?
Phasing No # of phases 4 Yes
Comments: See the summary at the beginning of this report for a description of phasing. Each phase of this
master site plan shall be evaluated independently at the time of development. Aspects including (but not
limited to) water rights or cash in lieu of water rights, required parkland, grading and drainage, payback
districts, off site infrastructure improvements, and waivers of right to protest will all be evaluated with each
phase at the time of development.
31
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 24 of 25
13. Standards for certificate of appropriateness and Conformance with the
NCOD Guidelines 38.340.050
Meets Code?
Certificate of appropriateness standards Yes
Secretary of the Interiors Standards for new construction Yes
Architectural appearance NA
Proportion of doors and windows NA
Relationship of building masses and spaces Yes
Roof shape Yes
Scale Yes
Directional expression, with regard to the dominant horizontal or vertical expression
of surrounding structures
NA
Architectural details NA
Concealment of non-period appurtenances, such as mechanical equipment Yes
Materials and color schemes NA
Comments: The proposed project is located within the NCOD. This means that the project must adhere to
a higher level of design, focus on the relationship of the surrounding area, and maintain a level of integrity
and character that makes up the NCOD. Individual buildings are not evaluated with this application;
however, aspects of the plans where applicable such as general known mass, scale, and mechanical and
service area locations have been evaluated for compliance.
Introduction Yes
Chapter 2: Guidelines for all properties Yes
Chapter 4b: Guidelines for commercial areas outside of Main Street Historic District Yes
Comments: Applicable standards from Chapter 2 are met including site design, enclosed parking, and
street patterns related to properties zoned B-3. The proposed streetscape and lighting will add variety to
the district, with permeable pavers, and raised planters for street trees to soften the pedestrian
experience and distinguish the built environment from the downtown core. The property is surrounded by
B-3 zoning and a variety of adjacent uses including apartment buildings, mixed-use buildings,
duplex/triplex residential, single household residential and administrative and office uses. The built
context includes the newly constructed One11 building to be included within this master site plan, 301 N.
Willson (non-eligible, constructed after 2000) is located off Beall adjacent to the project, 203 W. Lamme
to the west (non-contributing new construction), and 122 W. Lamme (individually listed Brandenburg
House) to the south. 17 W. Lamme is located adjacent to the proposed Mountain View West
development, a 4-story 1940’s brick addition to the original Bozeman Deaconess Hospital that is currently
used for public housing and is not proposed to be altered by this master site plan.
Appendices Yes
Comments: The proposed project is reviewed under the classification of new infill and construction in the
NCOD, but outside of a historic district. The above sections and chapters of the Bozeman Guidelines for
Historic Presentation and the Neighborhood Conservation Overlay District apply to this project. The
project complies with the guidelines and standards.
15. NCOD Demolition 38.340.080-110 Review of Demolition of a non-historic,
historic, and unsafe structure or site
Meets Code?
Historic Structure per 38.700.090 Yes NA
Comments: Demolition of non-contributing structures will be made with each subsequent development
application either concurrently or as standalone applications. There is one historic structure proposed to
be demolished with this plan and that is the original Bozeman Deaconess Hospital at 15 W. Lamme. In
2014 a Montana Historic Structures inventory was completed for the building. The inventory lists the
construction period as the 1920’s and the architect as Fred Willson. The building has not operated as a
32
Staff Report
North Central Master Site Plan Review
Application 21029
November 4, 2021
Page 25 of 25
hospital since the 1980’s. The west wing, built in 1944 is currently operated as housing units. The east
wing, built in 1971 was converted to senior nursing care. The east wing has received demolition approval
from Community Development, and the west wing is not a part of this application. The hospital itself is
associated with Bozeman’s Progressive Phase lasting from 1913 to 1929 and it was the first substantial
community operated hospital to serve the growing Gallatin County population at that time. The property
retains elements of historic materials, workmanship, design, setting, feeling and association to justify its
recommendation as a contributing element and a historic property. On October 6, 2021 a letter from Ben
Abbey, Interim Chief Building Official, was provided to the applicant. This letter details his determination
that this building is an unsafe structure due to structural conditions and poses a dangerous condition to
the public. The building owner was ordered to immediately secure the building, including boarding up
windows and securing all ingress and egress access points to prevent the occupancy of the structure. A
demolition application for this structure has not yet been reviewed by staff and criteria will be evaluated at
the time of application.
33
LOTS 8-10, BLOCK B, OFTRACYS 3RD ADDITIONPLAT C-18-E 0.27 ac (11,296 sf)ONE 11 (EXISTING)WEST BEALL STREETNORTH TRACY AVE WEST VILLARD STREETNORTH WILLSON AVE
16' ALLEY ROW
LOTS 1-24, AND VACATED ALLEY AND ROW,BLOCK 3 OF BEALL'S THIRD ADDITIONPLAT C-44-A 2.203 ac (95,983 sf)LOTS 1-10, AND VACATED ROW,BLOCK 4 OF BEALL'S THIRD ADDITIONPLAT C-44-A 0.749 ac (32,645 sf)LOT A, BLOCK B, OF TRACYS THIRD ADDITIONPLAT C-18-E 0.42 ac (18,296 sf)LOT 2, BLOCK A, OFTRACYS THIRD ADDITIONPLAT C-18-D0.37 ac (16,287 sf)LOT 3, BLOCK A, OF TRACYSTHIRD ADDITIONPLAT C-18-D 0.72 ac (31,181 sf)WEST LAMME STREETNORTH GRAND AVE
NORTH TRACY AVE WEST BEALL STREETNORTH WILLSON AVE WEST VILLARD STREETWEST LAMME STREETLOT B, BLOCK B, OFTRACYS 3RD ADDITIONPLAT C-18-E0.53 ac (22,937 sf)PROFESSIONALENGINEERS &SURVEYORSNORTH CENTRAL
MASTER SITE PLAN STAHLYENGINEERING& ASSOCIATESWHI
BOZEMAN, MONTANAC1.0EX. COND.CIVILSITE PLANEXISTING CONDITIONS DESCRIPTION··34
BLOCK 4LOT 1A32,645 sfWEST BEALL STREETNORTH TRACY AVE WEST VILLARD STREETNORTH WILLSON AVE
14' ALLEY
WEST LAMME STREETNORTH GRAND AVE
THE IVES(BUILDING 4)ONE 11 2.0 BUILDINGNORTH TRACY AVE WEST BEALL STREETNORTH WILLSON AVE WEST VILLARD STREETONE 11 (EXISTING)WEST LAMME STREETBLOCK B, LOT 1A(PROPOSED AGGREGATION)53,034 sf (1.217 ac)TEMPORARY PARKING LOTFOR AC HOTEL ANDMEDICAL ARTS BUILDINGPROFESSIONALENGINEERS &SURVEYORSNORTH CENTRAL
MASTER SITE PLAN STAHLYENGINEERING& ASSOCIATESWHI
BOZEMAN, MONTANAC1.1PHASE 1CIVILSITE PLANPHASE 1 DESCRIPTIONONE 11 2.0 BUILDING·······BLOCK 4 BUILDING··········TEMPORARY PARKING···35
BLOCK 4LOT 1A32,645 sfBLOCK 3LOT 1A24,440 sfWEST BEALL STREETNORTH TRACY AVE WEST VILLARD STREETNORTH WILLSON AVE
14' ALLEY
WEST LAMME STREETNORTH GRAND AVE
THE IVES(BUILDING 4)BLOCK A, LOT 2A19,397 sfBLOCK A, LOT 3A28,071 sfONE 11 2.0 BUILDINGNORTH TRACY AVE WEST BEALL STREETNORTH WILLSON AVE WEST VILLARD STREETONE 11 (EXISTING)MOUNTAIN VIEWEAST BUILDINGWEST LAMME STREETBLOCK B, LOT 1A(PROPOSED AGGREGATION)53,034 sf (1.217 ac)THE HENRY(BLDG 3-4)PROFESSIONALENGINEERS &SURVEYORSNORTH CENTRAL
MASTER SITE PLAN STAHLYENGINEERING& ASSOCIATESWHI
BOZEMAN, MONTANAC1.2PHASE 2CIVILSITE PLANPHASE 2 DESCRIPTIONBUILDING 3-4·······MOUNTAIN VIEW EAST BUILDING········36
BLOCK 4LOT 1A32,645 sfBLOCK 3LOT 4A11,812 sfBLOCK 3LOT 3A16,467 sfBLOCK 3LOT 2A18,042 sfBLOCK 3LOT 1A24,440 sfBLOCK 3LOT 5A25,222 sfWEST BEALL STREETNORTH TRACY AVE WEST VILLARD STREETNORTH WILLSON AVE
14' ALLEY
WEST LAMME STREETNORTH GRAND AVE
BUILDING 3-3BUILDING 3-2BUILDING 3-1THE IVES(BUILDING 4)BLOCK A, LOT 2A19,397 sfBLOCK A, LOT 3A28,071 sfONE 11 2.0 BUILDINGMOUNTAIN VIEWWEST BUILDINGNORTH TRACY AVE WEST BEALL STREETNORTH WILLSON AVE WEST VILLARD STREETONE 11 (EXISTING)MOUNTAIN VIEWEAST BUILDINGWEST LAMME STREETBLOCK B, LOT 1A(PROPOSED AGGREGATION)53,034 sf (1.217 ac)THE HENRY(BLDG 3-4)PROFESSIONALENGINEERS &SURVEYORSNORTH CENTRAL
MASTER SITE PLAN STAHLYENGINEERING& ASSOCIATESWHI
BOZEMAN, MONTANAC1.3PHASE 3CIVILSITE PLANPHASE 3 DESCRIPTIONBUILDINGS 3-1, 3-2, AND 3,3······MOUNTAIN VIEW WEST BUILDING····37
BLOCK 4LOT 1A32,645 sfBLOCK 3LOT 4A11,812 sfBLOCK 3LOT 3A16,467 sfBLOCK 3LOT 2A18,042 sfBLOCK 3LOT 1A24,440 sfBLOCK 3LOT 5A25,222 sfWEST BEALL STREETNORTH TRACY AVE WEST VILLARD STREETNORTH WILLSON AVE
14' ALLEY
WEST LAMME STREETNORTH GRAND AVE
BUILDING 3-3BUILDING 3-2BUILDING 3-1THE IVES(BUILDING 4)BUILDING 3-5BLOCK A, LOT 2A19,397 sfBLOCK A, LOT 3A28,071 sfONE 11 2.0 BUILDINGMOUNTAIN VIEWWEST BUILDINGNORTH TRACY AVE WEST BEALL STREETNORTH WILLSON AVE WEST VILLARD STREETONE 11 (EXISTING)MOUNTAIN VIEWEAST BUILDINGWEST LAMME STREETBLOCK B, LOT 1A(PROPOSED AGGREGATION)53,034 sf (1.217 ac)THE HENRY(BLDG 3-4)PROFESSIONALENGINEERS &SURVEYORSNORTH CENTRAL
MASTER SITE PLAN STAHLYENGINEERING& ASSOCIATESWHI
BOZEMAN, MONTANAC1.4PHASE 4CIVILSITE PLANPHASE 4 DESCRIPTIONBUILDING 3-5····38
BLOCK 4LOT 1A32,645 sfBLOCK 3LOT 4A11,812 sfBLOCK 3LOT 3A16,467 sfBLOCK 3LOT 2A18,042 sfBLOCK 3LOT 1A24,440 sfBLOCK 3LOT 5A25,222 sfBLOCK A, LOT 2A19,397 sfBLOCK A, LOT 3A28,071 sfBLOCK B, LOT 1A(PROPOSED AGGREGATION)53,034 sf (1.217 ac)WEST BEALL STREETNORTH TRACY AVE WEST VILLARD STREETNORTH WILLSON AVE
14' ALLEY ROW
WEST LAMME STREETNORTH GRAND AVE
NORTH TRACY AVE WEST BEALL STREETNORTH WILLSON AVE WEST VILLARD STREETWEST LAMME STREETNORTH GRAND AVE
PROFESSIONALENGINEERS &SURVEYORSNORTH CENTRAL
MASTER SITE PLAN STAHLYENGINEERING& ASSOCIATESWHI
BOZEMAN, MONTANAC1.5LOT ANDEASEMENTSUMMARY MAPNOTE: THIS FIGURE SHOWSMASTER PLANNED EASEMENTS.FINAL EASEMENTS TO BEGRANTED WITH DEVELOPMENT39
BUILDING 3-3BUILDING 3-2BUILDING 3-1THE IVES(BUILDING 4)BUILDING 3-5ONE 11 2.0 BUILDINGMOUNTAIN VIEWWEST BUILDINGONE 11 (EXISTING)MOUNTAIN VIEWEAST BUILDINGTHE HENRY(BLDG 3-4)PLANNED ASSOCIATIONMAINTAINED COMMONAREAS. FINAL EASEMENTSTO BE GRANTED WITHDEVELOPMENTPROFESSIONALENGINEERS &SURVEYORSNORTH CENTRAL
MASTER SITE PLAN STAHLYENGINEERING& ASSOCIATESWHI
BOZEMAN, MONTANAC1.7NORTH CENTRALCOMMON AREAPLAN40
41
142
BIM FILE PATH:
SHEET NO.:
TITLE:
copyright 2018 SMA, P.C.
REVISIONS:
KEYMAP:
HHEELLEENNAA920 Front Street | Suite 101Helena | MT | 59601P| 406/442.4933www.architects-sma.com
ARCHITECT SEAL:
PROJECT:
PROJECT LOCATION:
PREPARED FOR:
LOGO:
CONSULTANT:
PROJECT NUMBER:
DDRRAAWWNN BBYY::
CCHHEECCKKEEDD BBYY::
TEAM:
PHASE:
DATE:
PROJECT NUMBER:Plot Date:BBOOZZEEMMAANN109 East Oak Street | Suite 2EBozeman | MT | 59715P| 406/219.2216 www.architects-sma.com
C:\Users\nicoles\Documents\2014 - Bealls Third Master Plan-R20_nicolesYZYN3.rvt
1/24/2021 4:21:53 PMMSP1.1
22001144
0011//2244//2211
PPAARRCCEELL PPLLAANN
Author
Checker
NNOORRTTHH CCEENNTTRRAALL
22001144
MMSSPP
NO. DATE REVISION DESCRIPTION
BUILDING 3-3
BUILDING 3-2
BUILDING 3-1
BUILDING 4
BUILDING 3-5
ONE 11 2.0 BUILDING
MOUNTAIN VIEWWEST BUILDING
ONE 11 (EXISTING)
MOUNTAIN VIEWEAST BUILDING
THE HENRY(BLDG 3-4)
VILLARD STREET
BEALL STREET
LAMME STREET TRACY AVENUEGRAND AVENUEWILLSON AVENUEBLOCK 4
LOT 1A
32,645 SF
BLOCK 3
LOT 5A
25,221 SF
BLOCK 3
LOT 1A
24,440 SF
BLOCK 3
LOT 2A
18,042 SF
BLOCK A
LOT 3A
28,071 SF
BLOCK A
LOT 2A
19,397 SF
BLOCK B
LOT A1
(PROPOSED AGGREGATION)
53,034 SF
BLOCK 3
LOT 3A
16,467 SF
BLOCK 3
LOT 4 A
11,812 SF
BUILDING 3-3
BUILDING 3-2
BUILDING 3-1
BUILDING 4
BUILDING 3-4BUILDING 3-5
ONE 11 2.0 BUILDING
MOUNTAIN VIEWWEST BUILDING
ONE 11 (EXISTING)
MOUNTAIN VIEWEAST BUILDING
VILLARD STREET
BEALL STREET
LAMME STREET TRACY AVENUEGRAND AVENUEWILLSON AVENUE43
BIM FILE PATH:
SHEET NO.:
TITLE:
copyright 2018 SMA, P.C.
REVISIONS:
KEYMAP:
HHEELLEENNAA920 Front Street | Suite 101Helena | MT | 59601P| 406/442.4933www.architects-sma.com
ARCHITECT SEAL:
PROJECT:
PROJECT LOCATION:
PREPARED FOR:
LOGO:
CONSULTANT:
PROJECT NUMBER:
DDRRAAWWNN BBYY::
CCHHEECCKKEEDD BBYY::
TEAM:
PHASE:
DATE:
PROJECT NUMBER:Plot Date:BBOOZZEEMMAANN109 East Oak Street | Suite 2EBozeman | MT | 59715P| 406/219.2216 www.architects-sma.com
C:\Users\nicoles\Documents\2014 - Bealls Third Master Plan-R20_nicolesYZYN3.rvt
1/24/2021 4:21:53 PMMSP1.4
22001144
0011//2244//2211
PPHHAASSEEDD PPAARRKKIINNGG
Author
Checker
NNOORRTTHH CCEENNTTRRAALL
22001144
MMSSPP
NO. DATE REVISION DESCRIPTION
N
44
!"#$ %$&%%%’’(((")*)+,+-")-.././..01.2/.203..00/.2!0"4 "+"56-"#7 #%$& $(((")*)+,+-")-.82++8)!+80)-+8 %,"!!+*9"+!",:)!+4’; &%& % #’ % &%& .*.*)5. %145
!"#$
%$&%%%’’
(((")*)+,+-")-
..
/.
/..
0
1
.2
/.2
0 3
..0
0
/.2
!0"4
"+"56-"#7 #%$& $(((")*)+,+-")-
.82++8)!+80)-+8 %,"!!+*9"+!",:)!+4’; &%& % #’ %
&%&
.
*
.*)5
.
%
UTILITY & METER CENTER
TRASH APPROACH
LEGEND
1 .6
UTILITY & SERVICE PLAN
46
BLOCK 4LOT 1A32,645 sfBLOCK 3LOT 4A11,812 sfBLOCK 3LOT 3A16,467 sfBLOCK 3LOT 2A18,042 sfBLOCK 3LOT 1A24,440 sfBLOCK 3LOT 5A25,222 sfWEST BEALL STREETNORTH TRACY AVEWEST VILLARD STREETNORTH WILLSON AVE14' ALLEYWEST LAMME STREETNORTH GRAND AVEBUILDING 3-3BUILDING 3-2BUILDING 3-1BUILDING 4BUILDING 3-5BLOCK A, LOT 2A19,397 sfBLOCK A, LOT 3A28,071 sfONE 11 2.0 BUILDINGMOUNTAIN VIEWWEST BUILDINGNORTH TRACY AVEWEST BEALL STREETNORTH WILLSON AVEWEST VILLARD STREETONE 11 (EXISTING)MOUNTAIN VIEWEAST BUILDINGWEST LAMME STREETBLOCK B, LOT 1A(PROPOSED AGGREGATION)53,034 sf (1.217 ac)THE HENRY(BLDG 3-4)PROFESSIONALENGINEERS &SURVEYORSNORTH CENTRALMASTER SITE PLANSTAHLYENGINEERING& ASSOCIATESWHIBOZEMAN, MONTANAC1.4PHASE 4CIVILSITE PLANBLOCK 4LOT 1A32,645 sfBLOCK 3LOT 4A11,812 sfBLOCK 3LOT 3A16,467 sfBLOCK 3LOT 2A18,042 sfBLOCK 3LOT 1A24,440 sfBLOCK 3LOT 5A25,222 sfWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETNORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVEWEST VILLARD STREETNORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVE14' ALLEY14' ALLEY14' ALLEY14' ALLEY14' ALLEY14' ALLEY14' ALLEY14' ALLEY14' ALLEY14' ALLEYWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETNORTH GRAND AVENORTH GRAND AVENORTH GRAND AVENORTH GRAND AVENORTH GRAND AVENORTH GRAND AVENORTH GRAND AVENORTH GRAND AVEBUILDING 3-3BUILDING 3-2BUILDING 3-1BUILDING 4BUILDING 3-5BLOCK A, LOT 2A19,397 sfBLOCK A, LOT 3A28,071 sfONE 11 2.0 BUILDINGMOUNTAIN VIEWWEST BUILDINGNORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVENORTH TRACY AVEWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETWEST BEALL STREETNORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVENORTH WILLSON AVEWEST VILLARD STREETWEST VILLARD STREETWEST VILLARD STREETONE 11 (EXISTING)MOUNTAIN VIEWEAST BUILDINGWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETWEST LAMME STREETBLOCK B, LOT 1A(PROPOSED AGGREGATION)OPOSED AGGREGATION)53,034 sf (1.217 ac)53,034 sf (1.217 ac)53,034 sf (1.217 ac)53,034 sf (1.217 ac)THE HENRY(BLDG 3-4)(BLDG 3-4)(BLDG 3-4)(BLDG 3-4)(BLDG 3-4)(BLDG 3-4)(BLDG 3-4)DG 3-4) !"#$ %$&%%%’’(((")*)+,+-")-.././..01.2/.203..00/.2!0"4 "+"56-"#7 #%$& $(((")*)+,+-")-.82++8)!+80)-+8 %,"!!+*9"+!",:)!+4’; &%& % #’ % &%& .*.*)5. %MSP1.7ON STREET PARKING DIAGRAM24’8’ON STREET PARKING KEYNOTE = 1P4P3P4P2P8P6P3P5P1P3P4P1PNUMBER OFSPACES3P1P1P4P147
!"#$ %$&%%%’’(((")*)+,+-")-.././..01.2/.203..00/.2!0"4 "+"56-"#7 #%$& $(((")*)+,+-")-.82++8)!+80)-+8 %,"!!+*9"+!",:)!+4’; &%& % #% % &%& 01.*.*)5. %48
!"#$ %$&%%%’’(((")*)+,+-")-.././..01.2/.203..00/.2!0"4 "+"56-"#7 #%$& $(((")*)+,+-")-.82++8)!+80)-+8 %,"!!+*9"+!",:)!+4’; &%& % #% % &%& 01.*.*)5. %49
!"#$ %$&%%%’’(((")*)+,+-")-.././..01.2/.203..00/.2!0"4 "+"56-"#7 #%$& $(((")*)+,+-")-.82++8)!+80)-+8 %,"!!+*9"+!",:)!+4’; &%& % #% % &%& 011,>*.*)5. %50
!"#$ %$&%%%’’(((")*)+,+-")-.././..01.2/.203..00/.2!0"4 "+"56-"#7 #%$& $(((")*)+,+-")-.82++8)!+80)-+8 %,"!!+*9"+!",:)!+4’; &%& % #% % &%& 011,*.*)5. %51